{"asOf":"2026-07-30T13:43:49.047Z","block":"400-499 N 41ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-41st-st","address":"415 N 41ST ST","parcelNumber":"061212200","source":"https://property.phila.gov/?p=061212200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W70","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 4 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"FERRARO PROPERTIES INC","coOwner":null,"marketValue":757900,"landAssessment":151580,"improvementAssessment":606320,"livableArea":5325,"yearBuilt":2016,"lastSale":{"price":95000,"date":"2014-08-11T04:00:00Z"},"openViolations":6,"violations":[{"number":"3739323","date":"2015-10-14","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-14","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-027121","date":"2023-04-26","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-07-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855385046&hash=EA1B74AFD1D5C0C45C61E11007370D121D7B2350905F6045A2CB9E35AF1EED08"},{"number":"VI-2023-027122","date":"2023-04-26","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-07-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855385046&hash=EA1B74AFD1D5C0C45C61E11007370D121D7B2350905F6045A2CB9E35AF1EED08"},{"number":"VI-2026-057399","date":"2026-07-27","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-27","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009375972&hash=AF0E1AD9BAC33F58F3CE25359FB2B623AD0DFB1BE9CC36AFDA3FF07F77145CA0"},{"number":"VI-2026-057400","date":"2026-07-27","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-27","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009375972&hash=AF0E1AD9BAC33F58F3CE25359FB2B623AD0DFB1BE9CC36AFDA3FF07F77145CA0"},{"number":"VI-2026-057401","date":"2026-07-27","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-27","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009375972&hash=AF0E1AD9BAC33F58F3CE25359FB2B623AD0DFB1BE9CC36AFDA3FF07F77145CA0"},{"number":"VI-2026-057402","date":"2026-07-27","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-27","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009375972&hash=AF0E1AD9BAC33F58F3CE25359FB2B623AD0DFB1BE9CC36AFDA3FF07F77145CA0"},{"number":"3694850","date":"2015-07-30","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-11-24","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"501369","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2015-09-09","completedDate":"2020-03-11","noticeUrl":null,"violations":[{"number":"3739323","date":"2015-10-14","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-14","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-035158","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-04-25","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855385046&hash=EA1B74AFD1D5C0C45C61E11007370D121D7B2350905F6045A2CB9E35AF1EED08","violations":[{"number":"VI-2023-027121","date":"2023-04-26","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-07-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855385046&hash=EA1B74AFD1D5C0C45C61E11007370D121D7B2350905F6045A2CB9E35AF1EED08"},{"number":"VI-2023-027122","date":"2023-04-26","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-07-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855385046&hash=EA1B74AFD1D5C0C45C61E11007370D121D7B2350905F6045A2CB9E35AF1EED08"}]},{"number":"CF-2026-094822","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-27","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009375972&hash=AF0E1AD9BAC33F58F3CE25359FB2B623AD0DFB1BE9CC36AFDA3FF07F77145CA0","violations":[{"number":"VI-2026-057399","date":"2026-07-27","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-27","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009375972&hash=AF0E1AD9BAC33F58F3CE25359FB2B623AD0DFB1BE9CC36AFDA3FF07F77145CA0"},{"number":"VI-2026-057400","date":"2026-07-27","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-27","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009375972&hash=AF0E1AD9BAC33F58F3CE25359FB2B623AD0DFB1BE9CC36AFDA3FF07F77145CA0"},{"number":"VI-2026-057401","date":"2026-07-27","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-27","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009375972&hash=AF0E1AD9BAC33F58F3CE25359FB2B623AD0DFB1BE9CC36AFDA3FF07F77145CA0"},{"number":"VI-2026-057402","date":"2026-07-27","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-27","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009375972&hash=AF0E1AD9BAC33F58F3CE25359FB2B623AD0DFB1BE9CC36AFDA3FF07F77145CA0"}]},{"number":"615369","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3694850","date":"2015-07-30","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-11-24","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"501369","date":"2015-09-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"501369","date":"2015-10-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"501369","date":"2015-10-14","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"501369","date":"2020-03-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2023-035158","date":"2023-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-035158","date":"2023-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-035158","date":"2023-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-094822","date":"2026-07-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":2,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.960639493311824,"lng":-75.20508607971941,"geom":{"type":"Polygon","coordinates":[[[-75.205261747,39.960606214],[-75.205266473,39.960648412],[-75.204910308,39.960672756],[-75.204905666,39.960630596],[-75.205261747,39.960606214]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":13,"baths":null,"stories":4,"lotArea":1516,"zoning":"RSA5","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"384 SHURS LN, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":607200,"taxable":86500,"land":86500,"improvement":520700,"taxableLand":86500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":520700},{"y":2018,"v":607200,"taxable":86500,"land":86500,"improvement":520700,"taxableLand":86500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":520700},{"y":2019,"v":647400,"taxable":92255,"land":92255,"improvement":555145,"taxableLand":92255,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":555145},{"y":2020,"v":672600,"taxable":95845,"land":95845,"improvement":576755,"taxableLand":95845,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":576755},{"y":2021,"v":672600,"taxable":95845,"land":95845,"improvement":576755,"taxableLand":95845,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":576755},{"y":2022,"v":672600,"taxable":95845,"land":95845,"improvement":576755,"taxableLand":95845,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":576755},{"y":2023,"v":939100,"taxable":187820,"land":187820,"improvement":751280,"taxableLand":187820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":751280},{"y":2024,"v":939100,"taxable":187820,"land":187820,"improvement":751280,"taxableLand":187820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":751280},{"y":2025,"v":605100,"taxable":121020,"land":121020,"improvement":484080,"taxableLand":121020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":484080},{"y":2026,"v":605100,"taxable":403400,"land":121020,"improvement":484080,"taxableLand":121020,"taxableImprovement":282380,"exemptLand":0,"exemptImprovement":201700},{"y":2027,"v":757900,"taxable":757900,"land":151580,"improvement":606320,"taxableLand":151580,"taxableImprovement":606320,"exemptLand":0,"exemptImprovement":0}],"taxNow":5647,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"615906","date":"2015-07-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-07-01","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING [FOUR (4) DWELLING UNITS]."},{"number":"615369","date":"2015-07-01","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-05-31","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY, FOUR (4) FAMILY DWELLING AS PER APPROVED PLANS. SINGLE EXIT BUILDING IN ACCORDANCE WITH SECTION 1021 OF THE 2009 IBC. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK**"},{"number":"624265","date":"2015-08-13","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-05-27","scope":"AMEND PERMIT # 615369 TO INCLUDE UNDERPINNING, TO BE MONITORED BY A LICENSED PROFESSIONAL ENGINEER AT ALL TIMES, AS PER APPROVED PLANS."},{"number":"629740","date":"2015-09-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-05-27","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM W. TWO (2) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED FOUR (4) STORY ABOVE GRADE PLANE, W. BASEMENT, MULTI-FAMILY BUILDING. AUTOMATIC SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13R."},{"number":"639761","date":"2015-10-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-27","scope":"INTERIOR PLUMBING CONSTRUCTION TO A POINT 5'-0\" OUTSIDE ONLY FOR A NEW (4)FAMILY DWELLING - NOTE: ADDITIONAL PERMITS REQUIRED FOR EXTERIOR PLUMBING AND SEWER/WATER CONNECTIONS TO THE CITY MAINS - THE WATER METER MUST BE LOCATED AT THE FRONT WALL OF THE BASEMENT TO COMPLY WITH PWD (PHILADELPHIA WATER DEPARTMENT) REGULATIONS OR SPECIAL PERMISSION MUST BE GRANTED BY THE PWD - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"663065","date":"2016-01-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-27","scope":"INSTALL 2 1/2 TON HEAT PUMP WITH 10KW FOR BASEMENT AND 1ST FL FOR UNIT A,INSTALL 2 TON HEATPUMP WITH 10KW ON 2ND FL IN UNIT B,INSTALL 1 1/2 TON HEAT PUMP WITH 8KW FOR 3RD AND 4TH STACK IN UNIT C,INSTALL 1 1/2 HEAT PUMP WITH 8KW FOR 3RD/4TH STACK IN UNIT D WITH FULL DUCT WORK"},{"number":"666674","date":"2016-01-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-27","scope":"INSTALL NEW 1 1/2\" COPPER DOMESTIC WATER SERVICE. 6\" LATERAL NEW COMBINED BRICK SYSTEM AND NEW 4\" MAIN DRAIN PA20160260031 (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"665112","date":"2016-03-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-25","scope":"INSTALL 4-200AMP SERVICES AND 100AMP HOUSE PANEL. INSTALL 400AMP 5 GANG METER PACK AND SMOKE DETECTORS,INSTALL 130 OUTLETS AND 75 SWITCHES AS PER 2008 NEC (WEST DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"741792","type":"Rental","status":"Inactive","businessName":"Ferraro Properties (Ferraro Properties)","legalName":"Ferraro Properties","address":"415 N 41ST ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2017-06-12","latestIssueDate":"2018-06-06","expirationDate":"2019-06-11","inactiveDate":"2019-08-10"}],"licenseActivity":[{"number":"741792","type":"Rental","businessName":"Ferraro Properties (Ferraro Properties)","legalName":"Ferraro Properties","issuedDate":"2017-06-12","latestIssueDate":"2018-06-06","closureDate":"2019-08-10","expirationDate":"2019-06-11","inactiveDate":"2019-08-10","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["6 open L&I violations","failed L&I inspection activity in 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 25% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $605,100 to $757,900","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #615906: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"6 open L&I violations","finding":"8 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 27, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}